Upgraded Self Storage Unit with RV
For Sale
$219,000
3493 E Heights Blvd Unit 43, Lake Havasu City, AZ 86404
Improved storage unit with loft, climate control, RV hookups, and access to gated community amenities.
Property Size1,750 SF
Price / SF$125.14
Days on Market22
Property Features for 3493 E Heights Blvd Unit 43
General Information
Standard status
Active
Size
1,750 SF
Property subtype
Commercial
Property Condition
Severity
Repairs Needed
Evidence
bathroom already started and ready for the finishing touches
Additional Details
Utilities to Site
Yes
Conditioned Warehouse
Yes
Amenities
swimming pool
spa
pickleball court
basketball court
playground
dog park
golf driving range
horseshoe pit
convenience store
fuel station
restrooms
Building Details
Year Built
2021
Listing Agency:
eXp Realty
(928) 225-3375
Listed By:
Team RDP
Source:
Lakehavasuareahomesearch
Added: Aug 12
Changed: Aug 31
Last Checked: Sep 1 at 7:44PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of eXp Realty
Investment Insights
Based on property information with market context.
Unit 43 is a 1,750-square-foot custom self storage facility completed in 2021 on leased land. Interior improvements include a finished loft, mini-split climate control, washer and dryer plumbing, and a partially started bathroom. A north-facing 20-foot side awning extends the usable outdoor area, while full RV hookups support recreational vehicle use.
The property is located within a gated community at 3493 E Heights Blvd in Lake Havasu City. Shared amenities include a pool and spa, pickleball and basketball courts, a covered playground, dog park, golf driving range, horseshoe pit, convenience store, fuel station, and community restrooms.
The property is located within a gated community at 3493 E Heights Blvd in Lake Havasu City. Shared amenities include a pool and spa, pickleball and basketball courts, a covered playground, dog park, golf driving range, horseshoe pit, convenience store, fuel station, and community restrooms.
Key Highlights
- 1,750‑square‑foot custom storage unit completed in 2021
- Finished loft with mini‑split climate control
- Plumbing installed for a washer and dryer
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$16,984
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.76%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$339,680
$339.7K
Cap Rate 7%
$242,629
$242.6K
Cap Rate 9%
$188,711
$188.7K
Market Conditions
NOI Build-Up for 1,750 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$22.7K $12.96/SF
− Vacancy
−$2.7K −$1.54/SF
EGI
$20.0K $11.42/SF
− OpEx
−$3.0K −$1.71/SF
NOI
$17.0K $9.71/SF
Area
Mohave County, AZ
Vacancy
11.90%
Lease Rate
$12.96 /SF/Yr
Expense Ratio
15.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$339,680
Cap Rate 7%
$242,629
Cap Rate 9%
$188,711
Alternative Uses
Best Use
Warehouse
$242.6K
$212.3K – $283.1K
NOI $16,984 @ 7.0% cap · market cap 7.76%
Second Best
Self Storage
$231.8K
$202.9K – $270.5K
NOI $16,229 @ 7.0% cap · market cap 7.41%
Theoretical Best
Office A
$390.7K
$341.9K – $455.8K
NOI $27,350 @ 7.0% cap · market cap 12.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
8
Businesses Nearby
Explore this area
Business Placement
Demographics for 86404, AZ
18,312
Population
11,503
Households
1.6
Avg Household Size
59
Median Age
19%
College-Educated
93%
High-School Grad
161.8 sq mi
ZIP Area
113
Density / Sq Mi
$67,528
Median Household Income
$37,160
Median Earnings
$1,352
Median Rent
$421,300
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Self storage facility - Improved storage unit with loft, climate control, RV hookups, and access to gated community amenities.
Where is this self storage facility located?
The property is located at 3493 E Heights Blvd Unit 43 Lake Havasu City, AZ.
What is the asking price?
The asking price for this property is $219,000.
What are key features of this property?
This property features: 1,750‑square‑foot custom storage unit completed in 2021; Finished loft with mini‑split climate control; Plumbing installed for a washer and dryer
